Hearings Official Decision - Laserfiche WebLink

Further, the Residential Land Use Element Policy 2.0 provides for a diversity of housing types; the related action suggested by the RR/SC UFP at 2.1 calls for innovative residential development, such as planned unit developments, for new residential development on larger parcels (page 2-14). Based on the above findings, the PUD is consistent with the applicable criterion here, at EC 9.8320(2). Hearings Official Conclusions The record does not appear to contain argument that the application does not comply with the applicable refinement plan. However, at both the October 2, 2103 public hearing and in some of the written submission, there does seem to be a misunderstanding that the Lower River Road Concept Plan is the applicable refinement plan. That is not the case, and as explained above, the Lower River Road Concept Plan does not contain approval criteria applicable to this application, nor is it implicated by EC 9.8320(2). EC 9.8320(3): The PUD will provide adequate screening from surrounding properties including, but not limited to, anticipated building locations, bulk, and height. Staff Findings Surrounding properties are primarily developed with single-family dwellings on individual lots. The abutting lands to the west and north are vacant lots designated for low-density residential use. City parkland abuts the east property boundary, which is zoned with the /WR Water Resource overlay that establishes a conservation area abutting the Willamette River, farther to the east. West Property Line With regard to building locations and screening along the west property a row of garages abutting the west property line, interrupted toward the midpoint of the property with a recycling building, and flanked to the north and south by gravel parking spaces. The residential development standards at EC 9.2750 require structures to be setback five feet from property lines and 10 feet between structures. The parking area standards at EC 9.6420 require vehicle parking spaces to be on a durable, dust- free surface, with a seven-foot wide landscape strip abutting the property line. The applicant states that their proposed gravel parking spaces will be durable and dust-free because the gravel will be placed over drainage fabric, rather than dirt. Instead of a building a continuous eight-foot tall concrete wall with espaliered trees every ten feet, along the west property line. Since the proposed wall is over six feet in height, it is also considered a structure that is subject to the setback requirement. The proposed design requires a modification to code standards, which is allowed by approval criterion EC 9.8320(11)(k-); based on those subsequent findings and conditions, which are incorporated here by reference, the PUD will provide adequate screening along the west property boundary. Staff notes that, if the Hearings Official approves the modification, the applicant is still required by EC 9.2741(7) to obtain an Hearings Official Decision (PDT 13-1, WG 13-1) 9